Staff Report: Z-110-14-2 October 27, 2014

Deer Valley Village Planning Committee Meeting Date

November 20, 2014

Planning Commission Hearing Date December 9, 2014

Request From: S-1 (9.98 Acres) Request To: R-3A (9.98 acres) Proposed Use Multifamily Residential Location Approximately 330 feet north of the northwest

corner of Jomax Road and 27th Avenue alignment

Representative Greg Cornell Staff Recommendation Approval, subject to stipulations

General Plan Conformity

General Plan Land Use Designation Current: Residential (2.5-5 du/acre)

Pending: Residential (15+ du/acre)

Street Map Classification Jomax Road Arterial 60 feet+ half street width

27th Avenue Local 33 foot half street width

HOUSING ELEMENT, GOAL 1: HOUSING CHOICE: A DIVERSE CHOICE OF HOUSING SHOULD BE PROVIDED IN ALL VILLAGES OF THE CITY TO MEET THE NEEDS OF ALL HOUSEHOLDS.

The proposal will transform the underutilized subject site into a multifamily residential development that will add diversity to the housing stock in the Village.

LAND USE ELEMENT: GOAL 2: EMPLOYMENT AND POPULATION BALANCE: DEVELOPMENT OF EACH VILLAGE’S POTENTIAL SHOULD BE ENCOURAGED BY DISTRIBUTING A DIVERSITY OF EMPLOYMENT AND HOUSING IN A WAY THAT ACHIEVES A BALANCED CITYWIDE PLAN AND THAT IS CONSISTENT WITH COMMUTE TRAVEL PATTERNS AND THE CURRENT CHARACTER OF EACH DEVELOPED VILLAGE.

The area surrounding the subject site predominantly consists of single family detached homes. To the southeast of the site are the Shops at Norterra and the USAA campus. The proposed development will provide an additional housing option for residents to live and work in the same village.

Staff Report: Z-110-14-2 October 27, 2014 Page 2 of 5

Area Plan N/A

Surrounding Land Uses/Zoning

Land Use Zoning

On Site Single-Family Residence and vacant, undeveloped land S-1

North Single-Family Residence S-1 South Vacant, undeveloped land S-1 East Vacant, undeveloped land S-1

West Black Canyon Freeway; vacant, undeveloped land S-1

R-3A District – Multiple Family

Standards Requirements Provisions on the Proposed Site Plan

Gross Acreage 9.98 gross acres Total Number of Units 220 160 Minimum building setbacks

Front 25 feet 89 feet, 5 inches (met) Side 3 feet / 10 feet 84 feet, 5 inches (met) Rear 15 feet 122 feet 7 inches (met)

Landscaping setbacks Front 25 feet 25 feet (met) Side 10 feet 10 feet (met) Rear 15 feet 15 feet (met)

Parking 328 328 (met) Lot Coverage 45% 34.02% (met) Density 22 du/acre 16 du/acre (met) Building Height 3 stories / 40 feet 2 stories / 30 feet (met) Open Space 5% 5.7% (met) Background/Issues/Analysis 1. This is a request to rezone a 9.98 acre parcel of land from S-1 (Ranch or Farm

Residence) to R-3A (Multifamily Residence) to allow a new multifamily residential development consisting of 160 units. Existing on the site is a single family home and accessory structures, which will be removed as part of the project.

2. The General Plan Land Use Map designation for this property is Residential 2.5-5

dwelling units per acre. The proposal is not consistent with the existing General Plan Land Use Map designation due to the requested density of 16 dwelling units per

Staff Report: Z-110-14-2 October 27, 2014 Page 3 of 5

acre. The subject site is at 10 acres therefore a General Plan Amendment is required. The applicant has filed a General Plan Amendment to the Land Use Map (GPA-DV-2-14-2) to Residential 15+ dwelling units per acre that is running concurrently with this request. The parcels on all sides of the subject site are designated as Residential 2.5-5 dwelling units per acre.

3. The subject 9.98 acre property is located approximately 330 feet north of the northwest corner of Jomax Road and the 27th Avenue alignment. The properties surrounding the site are all zoned S-1. To the north is a single family home with several accessory structures; to the west is the Black Canyon Freeway (I-17); and to the south and east is vacant, undeveloped land.

4. The site plan shows three points of access from 27th Avenue. The access points on

the north and south side of the site are gated with egress only. The centrally located access point provides full access to the multifamily development. Staff is proposing a stipulation of general conformance to the site plan date stamped November 13, 2014. The proposal includes a total of ten new apartment buildings with a total of 160 dwelling units ranging from one to two bedrooms each. There will also be a community building adjacent to the main entrance to the site. The buildings will be a maximum of two stories and under 30 feet in height. The building elevations show that the buildings will have a stucco exterior ranging between four different colors (“Everyday White”, “Sands of Time”, “Reddened Earth”, and “Turkish Coffee”). The aluminum windows will have a dark bronze anodized finish. The building elevations depict the use of red clay tiles over the second floor balconies. Staff is proposing a stipulation to general conformance to the building elevations date stamped September 8, 2014. A total of 328 on-site parking spaces will be provided, which is the required number of spaces per the Phoenix Zoning Ordinance. These parking spaces are located along the perimeter of the development. A portion of the parking spaces will be covered (174 spaces).

5. Immediately to the west of the site are two parcels that historically used Federal

Patent Easements to access the property. The applicant has pursued abandoning those easements as part of this rezoning request. The properties to the west have no legal street frontage. The proposed site plan does depict 2, 26-foot wide access drives to both of the adjacent parcels to the west. To ensure proper legal access will be provided to parcels 205-04-022A and 205-04-013A, staff is proposing a stipulation that requires the developer to provide a recorded cross access agreement prior to recording the document with Maricopa County. This stipulation will ensure that proper access to the adjacent parcels will be provided and not create landlocked properties.

6. The Water Services Department has noted that there are no water or sewer issues

for this rezoning request.

Staff Report: Z-110-14-2 October 27, 2014 Page 4 of 5 7. The Floodplain Management division of the Street Transportation Department

determined that the parcel/location is not in a Special Flood Hazard Area (SFHA), but is located in a Shaded Zone X, on panel 1280 L of the Flood Insurance Rate Maps (FIRM) dated October 16, 2013.

8. Development and use of the site is subject to all applicable codes and ordinances.

Zoning approval does not negate other ordinance requirements. Other formal actions such as, but not limited to, zoning adjustments and abandonments, may be required.

Findings 1. The proposed development is not consistent with the current General Plan Land

Use Map designation of Residential 2.5-5 dwelling units per acre, but a General Plan Amendment has been filed to reclassify the property to Residential15+ dwelling units per acre.

2. The development will provide additional housing choices for area homebuyers. 3. The proposal is in close proximity to employment centers, such as the Shops at

Norterra and USAA. Stipulations 1. The development shall be in general conformance with the site plan date stamped

November 13, 2014 and building elevations date stamped September 8, 2014, as approved by the Planning and Development Department.

2. The developer shall dedicate 33- feet for the right-of-way adjacent to the site for

27th Avenue and an 8-foot public utility easement, sidewalk and streetlight easement, as approved by the Planning and Development Department.

3. The developer shall provide a recorded cross access agreement for parcels 205-

04-022A and 205-04-013A to allow access to 27th Avenue. The agreement shall be reviewed by the Planning and Development Department prior to recording the document with Maricopa County.

4. The developer shall update all existing off-site street improvements adjacent to the

project (paving, curb, gutter, street lights, landscaping, sidewalks, curb ramps, driveways and other incidentals) to current ADA guidelines as approved by the Planning and Development Department.

5. The property owner shall record documents that disclose the existence and

operational characteristics of the Deer Valley Airport to future owners or tenants of the property. The form and content of such documents shall be according to the templates and instructions provided which have been reviewed and approved by the City Attorney.

Staff Report: Z-110-14-2 October 27, 2014 Page 5 of 5 6. The applicant shall submit a Traffic Impact Statement to the City for this

development. No preliminary approval of plans shall be granted until the study is reviewed and approved by the City. Contact Mr. Mani Kumar, (602) 495-7129, to set up a meeting to discuss the requirements of the study.

Writer Craig Mavis 10/27/14 Team Leader Joshua Bednarek Attachments Sketch Map Aerial Site Plan (date stamped November 13, 2014) Building Elevations (3 pages) (date stamped September 8, 2014)

* Maximum Units Allowed with P.R.D. Bonus

APPLICANT'S NAME:

DATE:REVISION DATES:

REQUESTED CHANGE:

GROSS AREA INCLUDING 1/2 STREETAND ALLEY DEDICATION IS APPROX. AERIAL PHOTO &

QUARTER SEC. NO.ZONING MAP

MULTIPLES PERMITTED CONVENTIONAL OPTION * UNITS P.R.D. OPTION

FROM:

TO:

CITY COUNCIL DISTRICT:

NORTH

GREENWAY RDBELL RD

UNION HILLS DR

DEER VALLEY DRPINNACLE PEAK RD

HAPPY VALLEY RDJOMAX RD

51ST

AVE

43RD

AVE

35TH

AVE

19TH

AVE

7TH A

VE7T

H ST

16TH

ST

I - 17

SR 101 101w

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APPLICATION NO.

CITY OF PHOENIX PLANNING DEPARTMENTCITY OF PHOENIX PLANNING DEPARTMENT

Greg CornellZ-110-14

9.98 Acres

9/24/14

QS 49-22 P-7

DEER VALLEY VILLAGE2

Z-110-14

PCDM-R

S-1

RE-43

C-2

S-1

*

!"c$

R1-18Z-41-02

R1-6 PCDZ-77-99

CP/GCP *Z-9-06

24TH LN

MAYA WAY27TH

AVE

28TH DR

I17@JOMAX RD NB ON

I17@JOMAX RD NB UP

NORT

ERRA

PKWY

I17@JOMAX RD SB OF

PRIVATE DR

JOMAX RD

BLACK CANYON AC

BLACK CANYON FWY

26706

26702

26610

2416

2721

1

272142403

27218

2430 2418

2420 2416

2424

2425 2421

272062420

27210

2437

2435

2433

2431

26606

23452432 2424

2415

26807

2427

24182430 2426 2422

2431 2427 2423 2419

2426 24222438 2434

2436

2423 24192427

26811

26805

26807

26902

26905

27055

27110 27105

3025 27215

3005

27201

27004

26910

27102

26825

26639

27008

27003

26939

26840

26810

26640

27010

2345

26904

26818

26908

26814

26810

26912

26806

26708

2438

2435

2431

2434

26709

26711

2663926605

26707

26712

2436

2429

2428

2423

2419

2417

25801

25801

3020

2920

3165

500 0 500250 Feet

S-1 10 10R-3A 219 263

R-3A, (9.98 a.c)

S-1, (9.98 a.c.)

S:\Department Share\IS Share\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2014\Z-110-14.mxd